205 N Main St · Roseville, OH 43777

$145,000

4 bd · 3.0 ba · 2,240 sqft · SingleFamily public records · 23 Days on market

Built 1901 0.36 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +5.8/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 4 bedroom home with an excellent opportunity for those needing a larger home, or looking to invest in a rental property. Affordable and located on a nice lot with detached garage. Wont last long- great price!

Key facts

• 0.36 acre lot
• Garage
• Built 1901

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1901; No shared/common walls
• Construction: Block and poured foundation
• Exterior features: Patio; Deck; Fenced yard

Interior

• Flooring: Wood; Laminate; Carpet; Ceramic/Porcelain; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partial basement; One fireplace; Insulated windows

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (10.0% below list).
• Recommended offer: $131k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#816 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D, employment D.
• Franklin Local (rural): math 49% / reading 54% proficiency, ranked #428 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 140 units permitted in Muskingum County in 2024 (100 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.1% local appreciation)).
• Muskingum County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask is 81% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,552 (10.0% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.67×
• Total profit: $27,206
• Equity at exit: $66,205

10-year hold

• IRR: 13.7%
• Equity multiple: 3.05×
• Total profit: $83,250
• Equity at exit: $102,820

Cash invested: $40,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 43777

• Home prices YoY: 1.2%
• Active inventory: 20
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $139

Break-even live

Break-even rent $1,130

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $221	-5% $180	+0% $139	+5% $98	+10% $57
Rent	-10% $36	-5% $87	+0% $139	+5% $190	+10% $242
Rate	-1.0pp $212	-0.5pp $176	base $139	+0.5pp $101	+1.0pp $63

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $145,000 Active 23 DOM
2. 2026-06-18
   days on market $145,000 Active 22 DOM
3. 2026-06-17
   days on market $145,000 Active 21 DOM
4. 2026-06-16
   days on market $145,000 Active 20 DOM
5. 2026-06-15
   days on market $145,000 Active 19 DOM
6. 2026-06-14
   days on market $145,000 Active 17 DOM
7. 2026-06-12
   days on market $145,000 Active 16 DOM
8. 2026-06-09
   days on market $145,000 Active 13 DOM
9. 2026-06-08
   days on market $145,000 Active 12 DOM
10. 2026-06-07
    days on market $145,000 Active 11 DOM
11. 2026-06-05
    days on market $145,000 Active 8 DOM
12. 2026-06-02
    days on market $145,000 Active 6 DOM
13. 2026-06-01
    days on market $145,000 Active 5 DOM
14. 2026-05-31
    days on market $145,000 Active 4 DOM
15. 2026-05-30
    days on market $145,000 Active 3 DOM
16. 2026-05-22
    historical $145,000
17. 2021-01-28
    soldstatus $80,000
18. 2021-01-21
    soldstatus $80,000
19. 2020-09-27
    listed $80,000
20. 2015-10-19
    soldstatus $37,100
21. 2015-10-16
    soldstatus $37,000 214-char remark

    Show marketing remark (214 chars)

    Large 4 bedroom home with an excellent opportunity for those needing a larger home, or looking to invest in a rental property. Affordable and located on a nice lot with detached garage. Wont last long- great price!

22. 2015-10-16
    soldstatus $37,000

    Show marketing remark (214 chars)

    Large 4 bedroom home with an excellent opportunity for those needing a larger home, or looking to invest in a rental property. Affordable and located on a nice lot with detached garage. Wont last long- great price!

23. 2015-08-31
    listed $37,500 214-char remark

    Show marketing remark (214 chars)

    Large 4 bedroom home with an excellent opportunity for those needing a larger home, or looking to invest in a rental property. Affordable and located on a nice lot with detached garage. Wont last long- great price!

24. 2015-08-25
    listed $37,500
25. 2010-11-24
    soldstatus $29,000
26. 2010-09-11
    listed $35,000
27. 2004-12-03
    soldstatus $75,000
28. 1995-12-06
    soldstatus $45,000
29. 1990-08-01
    soldstatus $34,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $861 · $72/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$700/yr (+$58/mo · 81.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,666
• − Mortgage interest: −$8,122
• − Property taxes: −$861
• − Insurance: −$725
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$4,218
• Taxable loss: −$767
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $1,849/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Franklin Local
• NCES district ID: 3904884
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,134
• Composite: 43.55/100
• National rank: #2982
• State rank: #428 of 656 in OH

Livability — Roseville

• Score: 63/100
• State rank: #816
• US rank: #15101

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, OH
• County: Muskingum · 86,793 people
• Population (ZIP): 4,435
• Household income: $52,886
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 15.0

Population outlook (Muskingum County) Hauer SSP2

• Today (2025): 85,625 people
• By 2030: 84,592 · -1.2%
• By 2040: 81,288 · -5.1%
• By 2050: 76,751 · -10.4%
• By 2075: 64,143 · -25.1%
• By 2100: 47,598 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Muskingum

• 2024 margin: Solid R (+43.9) · D 27.6% · R 71.6%
• 2008→2024 swing: -36.7pp toward R · 2008: -7.2pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+39.3 2016: R+35.0 2012: R+7.0 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 267.0752
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+315.5% since first listed

14 events — show timeline

• 2026-05-22 Coming Soon $145,000 CBRMLS
• 2021-01-28 Sold (Public Records) $80,000 Public Records
• 2021-01-21 Sold (MLS) $80,000 MLSNOW
• 2020-09-27 Listed $80,000 MLSNOW
• 2015-10-19 Sold (Public Records) $37,100 Public Records
• 2015-10-16 Sold (MLS) $37,000 CBRMLS
• 2015-10-16 Sold (MLS) $37,000 MLSNOW
• 2015-08-31 Listed $37,500 MLSNOW
• 2015-08-25 Listed $37,500 CBRMLS
• 2010-11-24 Sold (MLS) $29,000 MLSNOW
• 2010-09-11 Listed $35,000 MLSNOW
• 2004-12-03 Sold (Public Records) $75,000 Public Records
• 1995-12-06 Sold (Public Records) $45,000 Public Records
• 1990-08-01 Sold (Public Records) $34,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $861 · +0.3% YoY. Source: county tax records.